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Icon Description automatically generated • • • • • • • • Virtual Tour ✓ • • • • • ✓ 12 | 28 Icon Description automatically generated
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• • • • • T op 10 Retail T enants1 % of Annual Annual Retail FER % of Retail Square Footage 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. Icon Description automatically generated starbucks reserve online shop Cheap - OFF 62% starbucks reserve online shop Cheap - OFF 62% 17 | 28
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Chairman & Chief Executive Officer President Executive Vice President, Real Estate Executive Vice President, Chief Financial Officer, Chief Accounting Officer 21 | 28 Executive Vice President, Co-Head of Real Estate, Chief Revenue Officer Executive Vice President, Co-Head of Real Estate, Chief Operating Officer
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✓ Real Estate Roundtable Sustainability Policy Advisory Committee (chair & committee member) ✓ NYC Mayor’s Carbon Challenge ✓ REBNY Sustainability Committee ✓ NAREIT Real Estate Sustainability Committee ✓ Urban Green Board of Directors ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ • • • 24 | 28
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25 | 28 Reconciliation of Net Income to Cash NOI and Same Store Cash NOI September 30, 2025 June 30, 2025 March 31, 2025 December 31, 2024 September 30, 2024 Net income $ 13,645 $ 11,385 $ 15,778 $ 18,793 $ 22,796 Add: General and administrative expenses 18,743 18,685 16,940 17,870 18,372 Depreciation and amortization 47,615 47,802 48,779 45,365 45,899 Interest expense 25,189 25,126 26,938 27,380 27,408 Interest expense associated with property in receivership — — 647 1,921 1,922 Loss on early extinguishment of debt — — — — — Income tax expense (benefit) 1,645 478 (619) 1,151 1,442 Less: Gain on disposition of property — — (13,170) (1,237) (1,262) Third-party management and other fees (404) (408) (431) (258) (271) Interest income (1,146) (1,867) (3,786) (5,068) (6,960) Net operating income 105,287 101,201 91,076 105,917 109,346 Straight-line rent (4,688) (3,748) (5,283) (4,045) (2,277) Above/below-market rent revenue amortization (821) (840) (798) (674) (476) Below-market ground lease amortization 1,957 1,958 1,958 1,958 1,958 Total cash NOI - including Observatory and lease termination fees 101,735 98,571 86,953 103,156 108,551 Less: Observatory NOI (26,527) (24,077) (15,043) (28,545) (29,667) Less: cash NOI from non-Same Store properties (7,078) (6,750) (6,345) (6,260) (4,962) Total Same Store property cash NOI - including lease termination fees 68,130 67,744 65,565 68,351 73,922 Less: Lease termination fees — (464) — — (4,771) Total Same Store property cash NOI - excluding Observatory and lease termination fees $ 68,130 $ 67,280 $ 65,565 $ 68,351 $ 69,151 1
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Three Months Ended Reconciliation of Net Income to EBITDA and Adjusted EBITDA September 30, 2025 June 30, 2025 March 31, 2025 December 31, 2024 September 30, 2024 Net income $ 13,645 $ 11,385 $ 15,778 $ 18,793 $ 22,796 Interest expense 25,189 25,126 26,938 27,380 27,408 Interest expense associated with property in receivership — — 647 1,921 1,922 Income tax expense (benefit) 1,645 478 (619) 1,151 1,442 Depreciation and amortization 47,615 47,802 48,779 45,365 45,899 EBITDA 88,094 84,791 91,523 94,610 99,467 Gain on disposition of property — — (13,170) (1,237) (1,262) Adjusted EBITDA $ 88,094 $ 84,791 $ 78,353 $ 93,373 $ 98,205 26 | 28 1 Three Months Ended Twelve Months to Date September 30, 2025 June 30, 2025 March 31, 2025 December 31, 2024 Rental revenue $ 542,083 $ 136,371 $ 133,987 $ 136,096 $ 135,629 Tenant expense reimbursement 79,536 22,039 19,553 18,446 19,498 Deduct: Straight-line rental revenues (17,764) (4,688) (3,748) (5,283) (4,045) Above/below-market rent revenue amortization (3,133) (821) (840) (798) (674) Total cash revenues $ 600,722 $ 152,901 $ 148,952 $ 148,461 $ 150,408 1
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